Cleveland is a great rental market, with a low cost of entry and strong rents. 

They have a HELOC of ~$60kNumbers:Comps suggest ~$199.5/sqft (max 2,020 sqft)Estimated ARV: $335k (based on comps)Potential rent: $1,975-$2,000/monthQuestion: Do these numbers seem reasonable for the Braselton market?

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

There is no secret sauce to getting/finding properties other than what is already told out there in the real estate market - 50% bootstrapping 50% luck - same as finding a great wholesale deal.

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. 

Additionally, having a real estate agent who understands the local market can be invaluable for pricing and tenant placement.

I’m in 3rd-4th tier markets and am doing well.

I'd say this in any market, but we're talking about Detroit here. 

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship. 

The way the HML industry works is that there are maybe 5 big box lenders that do the bulk of the HML biz.